6017 Canal Blvd · Shreveport, LA 71108

$73,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 20 Days on market

Built 1960 10,149 sqft lot

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

House was updated in last 6 months. New roof, exterior and interior paint. new gas water heater. All new fixtures. is Current leased at $900 month. Property is currently under management that can remain in place after a sale to make an easy investment opportunity.

Key facts

• Exterior paint
• New gas water heater
• Interior paint

Tags

• NEW ROOF
• EXTERIOR PAINT
• INTERIOR PAINT
• NEW GAS WATER HEATER
• NEW FIXTURES

Property features AI

Finance

• Other: Property listed For Sale; Possession at closing/funding
• Financial info: No second mortgage; Treat as clear loan type
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1960; Detached (not attached to another unit)
• Construction: Wood construction
• Exterior features: Lot under half an acre (approximately 0.233 acres); Corner location (corner of Canal and Meadow); Subdivision: Sunset Acres Sub

Interior

• Kitchen: Gas water heater
• Bedrooms: Primary bedroom (11 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One level; Other interior features; Two main rooms (living and dining)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.7% in Shreveport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#270 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 138 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.22%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $40,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3229 Wagner St	0.34mi	3/1.0	1,235 (-3%)	1mo	$43,000	$35	78
3241 Wagner St	0.37mi	3/1.5	1,291 (+1%)	4mo	$19,900	$15	75
3206 Lancaster St	0.37mi	3/2.0	1,262 (-1%)	4mo	$40,000	$32	74
5349 Prentiss Ave	0.59mi	3/1.0	1,263 (-1%)	2mo	$35,000	$28	69
3004 Essex St	0.42mi	3/2.0	1,300 (+2%)	5mo	$12,500	$10	69
2738 Sunnybrook St	0.31mi	3/2.0	1,351 (+6%)	4mo	$99,000	$73	68
2640 Meadow Ave	0.25mi	3/2.0	1,196 (-6%)	8mo	$59,500	$50	68
6309 Quilen Blvd	0.39mi	2/1.0 (-1)	1,238 (-3%)	6mo	$65,900	$53	67
6546 W Canal Blvd	0.44mi	2/1.0 (-1)	1,351 (+6%)	1mo	$36,000	$27	63
3044 Amherst	0.57mi	3/1.0	1,375 (+8%)	0mo	$70,000	$51	60
2855 Valley Ridge Rd	0.46mi	3/1.0	1,144 (-10%)	3mo	$10,000	$9	59
3413 Pleasant Dr	0.65mi	3/1.0	1,164 (-9%)	6mo	$22,000	$19	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.30×
• Total profit: $6,233
• Equity at exit: $10,885

10-year hold

• IRR: 16.6%
• Equity multiple: 2.32×
• Total profit: $26,984
• Equity at exit: $6,312

Cash invested: $20,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 71108

• Rents YoY: 2.4%
• Active inventory: 138
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$383
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $293

Break-even live

Break-even rent $598

Max offer price $73,000

Occupancy floor 65%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2943 Hillcrest Ave Shreveport, LA	4.0	2.0	960	$1,000	$1.04	21d	1	0.23mi
2721 Sunnybrook St Shreveport, LA	3.0	1.0	913	$1,000	$1.10	43d	1	0.32mi
2762 Marquette St Shreveport, LA	3.0	1.0	1054	$1,000	$0.95	21d	1	0.45mi
2641 Valley Ridge Rd Shreveport, LA	3.0	1.0	1045	$725	$0.69	21d	1	0.56mi
2644 Valley Ridge Rd Shreveport, LA	4.0	1.0	1023	$1,100	$1.08	43d	1	0.58mi
3051 Amherst St Shreveport, LA	3.0	1.0	994	$595	$0.60	43d	1	0.59mi
5306 Prentiss Ave Shreveport, LA	3.0	1.0	957	$975	$1.02	43d	1	0.75mi
5218 Fairfax Ave Shreveport, LA	2.0	1.0	971	$825	$0.85	21d	1	0.89mi
749 W 68th St Shreveport, LA	3.0	1.0	1232	$800	$0.65	43d	1	0.94mi
1954 State St Shreveport, LA	3.0	1.0	900	$900	$1.00	43d	1	0.98mi
7137 Burlingame Blvd Shreveport, LA	3.0	1.5	1100	$700	$0.64	43d	1	1.07mi
7504 W Canal Blvd Shreveport, LA	3.0	1.0	1388	$1,150	$0.83	43d	1	1.14mi
513 Sassafras Ave Shreveport, LA	3.0	1.0	960	$870	$0.91	21d	1	1.15mi
3437 Red Bud Ln Shreveport, LA	3.0	1.5	1393	$1,200	$0.86	21d	1	1.17mi
3306 Valley View Dr Shreveport, LA	3.0	1.0	1300	$1,150	$0.88	21d	1	1.18mi
2531 Drexel St Shreveport, LA	3.0	2.0	1250	$950	$0.76	21d	1	1.24mi
702 Bringhurst Dr Shreveport, LA	3.0	1.5	1206	$1,100	$0.91	43d	1	1.45mi
638 Bringhurst Dr Shreveport, LA	3.0	1.5	1704	$1,200	$0.70	21d	1	1.46mi
4021 Theo St Shreveport, LA	3.0	1.0	1200	$800	$0.67	43d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $73,000 Active 20 DOM
2. 2026-06-17
   days on market $73,000 Active 19 DOM
3. 2026-06-16
   days on market $73,000 Active 18 DOM
4. 2026-06-15
   days on market $73,000 Active 17 DOM
5. 2026-06-14
   days on market $73,000 Active 15 DOM
6. 2026-06-13
   days on market $73,000 Active 14 DOM
7. 2026-06-10
   days on market $73,000 Active 12 DOM
8. 2026-06-09
   days on market $73,000 Active 11 DOM
9. 2026-06-08
   days on market $73,000 Active 10 DOM
10. 2026-06-07
    days on market $73,000 Active 9 DOM
11. 2026-06-05
    days on market $73,000 Active 6 DOM
12. 2026-06-03
    days on market $73,000 Active 5 DOM
13. 2026-06-02
    days on market $73,000 Active 4 DOM
14. 2026-06-01
    days on market $73,000 Active 3 DOM
15. 2026-05-31
    days on market $73,000 Active 2 DOM
16. 2026-05-30
    remarks 264-char remark
17. 2026-05-30
    listed $73,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $710 · $59/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,630
• − Mortgage interest: −$4,089
• − Property taxes: −$710
• − Insurance: −$365
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,124
• Taxable income: $2,482
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $2,924/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Shreveport

• Score: 59/100
• State rank: #270
• US rank: #19730

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shreveport, LA
• County: Caddo Parish · 178,536 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 18,072
• Household income: $32,055
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1526.0

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 11% Hispanic / Latino 4% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.98%
• Current HPI: 58.1377
• Rent YoY: ▲ 2.37%
• Metro: Shreveport-Bossier City, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+117.1% since first listed

7 events — show timeline

• 2026-05-28 Listed $73,000 NTREIS
• 2026-03-26 Sold (Public Records) $127,500 Public Records
• 2023-09-11 Listing Removed — NTREIS
• 2023-04-15 Listed $45,000 NTREIS
• 2010-01-19 Sold (Public Records) $33,625 Public Records
• 2005-11-29 Sold (Public Records) — Public Records
• 2004-07-23 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $710 · +0.4% YoY. Source: county tax records.